Allandale sits just north of Downtown Austin between Burnet Road and MoPac, offering 1950s ranch homes under mature live oaks with strong Austin ISD schools and greenbelt access along Shoal Creek. Lot sizes typically run a quarter acre, and the neighborhood spans several distinct pockets with different price points depending on renovation level. The trade-off is low turnover: established owners hold long-term, so available inventory stays thin and competition runs hot when listings appear.
What Is Allandale?
- Core definition: Allandale is a northwest Austin neighborhood in Travis County with about 8,280 residents, ranked consistently among the best places to live in Texas by Niche.
- Key distinction: Mid-century homes on larger lots under mature tree canopy, with a sub-10-minute drive to Downtown Austin via MoPac or Burnet Road.
- Common misconception: Buyers confuse Allandale with newer master-planned communities north of 183. Allandale is an established infill neighborhood, not a subdivision with HOA governance.
- Bottom line: With 8,280 residents, AISD school access, and greenbelts along Shoal Creek, Allandale works best for families and professionals who value central location over new construction finishes.
Key Facts About Allandale
- Median sale price: Most Allandale homes close between $625,000 and $875,000 depending on lot size and renovation level, with original mid-century builds at the lower end.
- Housing stock: Primarily 1950s and 1960s ranch-style homes on generous lots, many updated with modern interiors while preserving original footprints and mature tree canopy.
- Downtown commute: Four to five miles from central Downtown Austin, with typical drive times of 10 to 15 minutes outside peak hours via Burnet Road or MoPac.
- Bottom line: Allandale’s sub-$900K pricing relative to other central Austin neighborhoods, combined with large lots and walkable parks, makes it one of the stronger value holds inside the MoPac loop.
Why Allandale Matters for Austin Buyers
- Financial impact: Allandale homeowners pay Travis County’s full tax rate (roughly 2% of assessed value), but central location holds resale demand that offsets annual cost.
- Risk factor: Fewer than 150 homes typically list in Allandale per year, so buyers who hesitate often lose to cash offers within a week.
- Opportunity: Downtown Austin sits 10 minutes south, meaning Allandale residents skip the 40-minute commutes that Cedar Park and Round Rock buyers accept.
- Main takeaway: Buyers priced out of Tarrytown ($1.2M+ median) and Rosedale ($1M+) find similar central access in Allandale at $200K-$400K less per comparable lot.
Allandale Neighborhood Misconceptions
- Myth vs reality: “Central Austin” doesn’t mean downtown walkability here. Allandale sits 4-5 miles north near Burnet Road, and most errands still require a car or bike.
- Common mistake: Buyers expect move-in-ready homes, but most Allandale listings are 1950s-1960s builds. Budget $80-$150 per square foot for kitchen and bath updates.
- Overlooked detail: Travis County’s effective tax rate near 2% applies to rising appraisals, so a $750K Allandale purchase can carry $13,500-$15,000 in annual property taxes.
- Worth noting: Homes listed as “Allandale” on MLS sometimes fall in adjacent Crestview or Brentwood zones, which carry different AISD school assignments and price floors closer to $650K.
What is the nicest part of Austin, Texas to live in?
Allandale consistently ranks among Austin’s top neighborhoods. Located in Central Austin with a population around 8,282, it offers mid-century homes, mature tree canopy, and short Downtown commutes. Strong AISD school alignment, nearby greenbelts, and a family-friendly atmosphere make it a standout pick.
What is Allandale in Austin known for?
Allandale is a Central Austin neighborhood known for its mid-century homes, mature tree canopy, and quick Downtown commutes. With a population around 8,282 in Travis County, it draws young families with strong AISD schools, nearby greenbelts, and a quieter pace compared to surrounding neighborhoods.
What makes Allandale one of the best neighborhoods in Austin, Texas?
Allandale is a Central Austin neighborhood of roughly 8,280 residents in Travis County known for mid-century homes, mature tree canopy, and short commutes to Downtown. Strong AISD school alignment, quiet residential streets, and easy access to parks and greenbelts keep it ranked among Austin’s top places to live.
Why Allandale Keeps Landing on Best-Of Lists
Allandale scores high on neighborhood rankings because it stacks location, schools, and housing stock in a combination most Austin neighborhoods can’t match. Niche rates it one of the best places to live in Texas, and Trulia reviewers consistently flag it as safe and family-friendly. With a population around 8,300, it stays small enough to feel residential while sitting minutes from Downtown.
The neighborhood occupies north-central Austin between Burnet Road and MoPac, putting residents within a 10-to-15-minute commute to the Capitol complex. That proximity to employment centers without the density of downtown living is a major draw for buyers who want urban access on a quieter block. Mature tree canopy, mid-century ranch homes on larger lots, and direct AISD school alignment round out the profile.
- Location sits between MoPac and Burnet Road, roughly 4 miles from Downtown Austin with no highway-dependent commute
- Housing stock is primarily 1950s-1970s ranch homes on lots averaging 7,000-9,000 sq ft, larger than most central Austin neighborhoods
- AISD schools include Gullett Elementary and Lamar Middle School, both consistently rated above district averages
- Northwest Park, Shoal Creek Greenbelt, and Beverly S. Sheffield Northwest District Park provide trail and recreation access within the neighborhood
- Lower density than nearby Crestview or Brentwood keeps traffic manageable and street parking available
Buyers who tour Allandale after looking at newer subdivisions in Round Rock or Pflugerville often comment on the same thing: the lots feel bigger, the streets feel quieter, and the commute is shorter. That trade-off between suburban character and central location is exactly what ranking algorithms and real buyers both reward.
A Block-by-Block Look at Allandale
Allandale covers roughly 1.5 square miles between Burnet Road, MoPac, Anderson Lane, and 45th Street, and the feel shifts noticeably depending on which blocks you land in. Homes along the eastern edge near Burnet sit within walking distance of restaurants and coffee shops, while the western blocks closer to MoPac back up against Shoal Creek greenbelt access and stay significantly quieter.
- East of Shoal Creek Blvd (near Burnet Road): Smaller lots, 1950s-era ranch homes on 6,000-7,500 sq ft parcels, strongest walkability to retail and dining along the Burnet corridor.
- West of Shoal Creek Blvd (toward MoPac): Larger lots averaging 8,000-10,000 sq ft, more remodels and teardown-rebuilds in the $900K-$1.3M range, direct greenbelt trail access.
- North Allandale (closer to Anderson Lane): More inventory turnover, slightly lower price per square foot, proximity to Northwest Park and the Northwest Recreation Center pool.
- South Allandale (near 45th Street): Tightest lot density, strongest appreciation over the past five years, and the shortest commute to UT campus and downtown.
- Shoal Creek Blvd itself: Acts as the neighborhood’s spine with wide sidewalks, bike lanes, and a linear park feel that connects the full north-south stretch.
Buyers who tour Allandale once often see only one pocket. LRG agents typically recommend driving the full grid before making an offer because a two-block shift can mean a $150K price difference and a completely different daily routine.
Which Part of Austin Fits Your Lifestyle?
Your commute tolerance, school priorities, and budget narrow the field quickly. Allandale works for buyers who want a central location without downtown pricing, but neighboring areas like Brentwood, Crestview, and Hyde Park each trade off differently on price, lot size, and walkability. How those factors stack up depends entirely on what you’re optimizing for in daily life.
Brentwood sits just south of Allandale and shares the same tree-lined streets and mid-century housing stock, but median home prices run $50K to $80K higher because of slightly shorter Downtown commutes. Crestview, north of Anderson Lane, offers more house for the money with 1960s ranches on larger lots and a growing restaurant scene along Burnet Road. Hyde Park appeals to buyers who prioritize walkability to the UT campus and Drag-area restaurants over yard space and square footage.
| Neighborhood | Median Price Range | Downtown Commute | Avg Lot Size | Walk Score | Best For |
|---|---|---|---|---|---|
| Allandale | $650K-$850K | 12-15 min | 7,000-9,000 sq ft | 52 | Families, AISD schools, parks |
| Brentwood | $725K-$950K | 8-12 min | 6,000-8,000 sq ft | 58 | Shorter commute, local shops |
| Crestview | $550K-$750K | 15-18 min | 7,500-10,000 sq ft | 48 | Larger lots, lower price point |
| Hyde Park | $600K-$900K | 10-14 min | 5,000-7,000 sq ft | 72 | Walkability, UT proximity |
| Rosedale | $800K-$1.1M | 8-10 min | 6,500-8,500 sq ft | 55 | Premium central location |
Buyers relocating from out of state often start with Allandale because the combination of price, schools, and location checks the most boxes at once. If you already know a sub-10-minute Downtown commute matters above all else, Brentwood or Rosedale deserves a serious look. If lot size and a lower price point are the priority, Crestview gives you more square footage per dollar spent.
What Sets Allandale Apart From Other Neighborhoods?
Allandale separates itself from adjacent neighborhoods through larger lot sizes, original mid-century architecture, and direct greenbelt access that Brentwood, Crestview, and Hyde Park don’t match at the same price point. Buyers comparing central Austin options find Allandale delivers more outdoor space per dollar, with median lots running 7,000 to 9,000 square feet compared to the tighter footprints one neighborhood over.
Brentwood shares a similar feel but trades smaller lots for slightly lower prices and quicker access to the Burnet Road restaurant strip. Hyde Park has the walkability edge near UT but comes with tighter setbacks and higher per-square-foot costs. Crestview sits farther north with newer renovations, a different street grid, and more new construction infill. Allandale sits between these options in both geography and price, with a tree canopy over 50 years old and pricing that stays below the 78731 ZIP’s luxury pockets to the west.
- Lot sizes average 7,500 sq ft versus Brentwood’s 6,000 sq ft, giving more yard and potential ADU space
- Direct access to Shoal Creek Greenbelt for running, biking, and dog walking without driving to a trailhead
- Original 1950s and 1960s ranch homes with solid bones, many updated with modern kitchens and open floor plans
- Lower density than Hyde Park or North Loop, with single-family zoning on most blocks
- Slower turnover rate means fewer bidding wars compared to Brentwood, where inventory moves faster
For buyers weighing two or three central neighborhoods against each other, the deciding factor usually comes down to lot size and outdoor access. If yard space, mature tree cover, and greenbelt proximity rank high on your list, Allandale consistently wins that comparison in the sub-$900K range. Buyers who prioritize walkable retail corridors, nightlife density, and newer construction over backyard square footage may lean toward Brentwood, North Loop, or Crestview instead.
Home Prices, Lot Sizes, and What You’ll Find
Allandale home prices range from the low $500s for unrenovated 1950s originals to over $1.2 million for new construction on full-size lots. Most lots measure between 7,000 and 10,000 square feet, giving properties usable yard space that neighborhoods closer to Downtown simply don’t offer. The housing stock splits into distinct price tiers based on condition, square footage, and whether the home has been expanded.
Original ranch homes from the 1950s and 1960s still represent the largest share of active inventory. Renovated versions of those same floor plans command a meaningful premium, and full tear-down rebuilds have picked up since 2020. Buyers shopping below $650,000 are typically looking at homes needing kitchen, bathroom, and systems updates. Above $900,000, expect move-in-ready renovations or recent construction with open layouts and modern finishes. Duplexes and ADU-zoned lots appear occasionally and tend to sell quickly.
| Property Type | Price Range | Avg Lot Size | Typical Sq Ft |
|---|---|---|---|
| Unrenovated 1950s ranch | $475K–$650K | 8,000–9,500 sq ft | 1,100–1,400 |
| Renovated mid-century | $700K–$925K | 8,000–9,500 sq ft | 1,300–1,800 |
| Addition or second-story expansion | $825K–$1.05M | 8,500–10,000 sq ft | 1,800–2,400 |
| New construction | $1M–$1.3M | 7,000–8,500 sq ft | 2,200–3,000 |
| Duplex or ADU-zoned lot | $600K–$900K | 9,000+ sq ft | Varies |
Buyers who want Allandale’s location but need to stay under $700,000 should focus on unrenovated originals and budget $80,000 to $150,000 for a renovation. The math often works because comparable updated homes sell for $150,000 to $200,000 more than the purchase-plus-renovation total. That margin has been tightening as more investors target the same strategy, so moving quickly on new listings matters.
Pitfalls That Trip Up Allandale Homebuyers
Older housing stock and Austin’s permitting environment create friction points that catch buyers off guard. Most issues stem from underestimating renovation costs on 1950s–1970s homes or misunderstanding the city’s tree and impervious cover ordinances. Buyers who budget only for purchase price often face five-figure surprises within the first year of ownership.
Allandale sits in a McMansion ordinance area, which caps building height and setbacks on new construction and major additions. Heritage tree protections add another layer. Removing or damaging a protected tree without a permit carries fines up to $100,000 in Austin, and Allandale lots are loaded with post oaks and pecans that qualify.
- Cast iron sewer lines in pre-1975 homes often need full replacement ($8,000–$15,000), and standard inspections don’t always catch partial failures
- Impervious cover limits (45% in SF-3 zoning) restrict how much you can expand a footprint, which matters on 7,000 sq ft lots
- Flood risk along Shoal Creek affects properties east of Shoal Creek Boulevard, but not all fall inside FEMA zones, so lender-required insurance isn’t triggered until it’s too late
- Permitting timelines for additions or teardown-rebuilds run 6–12 months through Austin’s Development Services Department
- Multiple-offer situations still happen on well-priced Allandale listings, and appraisal gaps are common when sales comps lag behind contract prices
A buyer planning a $150,000 addition on a heritage-tree lot should get a certified arborist report and a preliminary site plan review before going under contract. Skipping that step has killed deals in Allandale when buyers realize post-inspection that their planned build footprint isn’t achievable.
The Bottom Line
Allandale earns its spot on best-neighborhood lists because it combines central Austin access, strong schools, and lot sizes between 7,000 and 10,000 square feet that Brentwood, Crestview, and Hyde Park can’t match at the same price points. The 1.5-square-mile footprint between Burnet Road, MoPac, Anderson Lane, and 45th Street feels different block by block, so where you land within Allandale matters as much as choosing the neighborhood itself.
The bottom line comes down to budget and priorities. Unrenovated 1950s originals start in the low $500s while new construction on full-size lots pushes past $1.2 million. Mid-century architecture, direct greenbelt access, and a location that skips downtown pricing make Allandale worth the closer look, but buyers who skip the block-level homework tend to overpay or compromise on the wrong tradeoffs.
Frequently Asked Questions
What zip code covers Allandale in Austin?
Allandale falls primarily within ZIP code 78757, with a small portion along the southern edge in 78756. Both ZIPs are in Travis County. When searching for homes, use 78757 as your primary filter. Property tax rates in this area run roughly 1.8% to 2.1% depending on exemptions, and AISD is the school district for both ZIPs. Mail delivery, utility providers, and voting precincts all align to 78757 for the bulk of the neighborhood.
Where is Allandale located relative to Downtown Austin?
Allandale sits about 4 to 5 miles northwest of Downtown Austin, bounded roughly by Burnet Road to the east, MoPac (Loop 1) to the west, Anderson Lane to the north, and 45th Street to the south. The commute to Downtown runs 10 to 15 minutes outside rush hour via Burnet Road or MoPac. Northwest Hills borders to the west, Brentwood to the southeast, and Crestview to the northeast. That central positioning gives residents quick access to both the Domain area and South Congress without highway dependency.
Is Allandale a good neighborhood for families?
Allandale ranks among Austin’s strongest family neighborhoods. AISD schools serve the area, including Gullett Elementary and Lamar Middle School. The neighborhood has wide lots with mature pecan and oak trees, low traffic speeds on residential streets, and multiple parks within walking distance. Northwest Recreation Center offers youth programs, pools, and sports leagues. Population is around 8,282 with a mix of young families and longtime residents. Median home prices put it above starter-home range, but families get walkability and strong school zoning without the premium of Tarrytown or Westlake.
What are homes currently selling for in Allandale, Austin?
Allandale home prices typically range from the mid-$500,000s for original 1950s ranch homes needing updates to $1.2 million or more for fully renovated or new-build properties on larger lots. Lot sizes average 7,000 to 9,000 square feet. Homes in original condition with 1,200 to 1,500 square feet tend to list in the $550,000 to $700,000 range. Renovated homes with ADUs or additions push past $900,000. Days on market vary by condition and price point, but updated homes in AISD-zoned sections move faster than the citywide average.
Are there rental apartments available in Allandale?
Allandale is primarily single-family homes, so large apartment complexes are rare within the neighborhood boundaries. Most rental options are smaller properties: garage apartments, duplexes, ADUs (accessory dwelling units), and occasionally full houses for rent. Monthly rents for a one-bedroom ADU or garage apartment typically run $1,200 to $1,800. Larger apartment communities cluster along Burnet Road and north toward Anderson Lane, technically adjacent but not within the core residential grid. If apartment living is the priority, look at properties along Burnet Road’s eastern edge or consider nearby Crestview and Brentwood.
What does the Allandale Neighborhood Association do?
The Allandale Neighborhood Association (ANA) is a volunteer-run organization that handles zoning case reviews, code compliance issues, neighborhood communication, and community events. They hold regular meetings (typically monthly) where residents discuss development proposals, traffic concerns, and city planning changes affecting the area. ANA also coordinates with Austin’s planning department on land use decisions, particularly when commercial or multi-family projects are proposed along Burnet Road. Membership is open to any Allandale resident. Their communications go out via email newsletter and a neighborhood listserv that covers everything from lost pets to contractor recommendations.
What do Reddit users say about living in Allandale?
Reddit threads on r/Austin consistently mention Allandale as one of Central Austin’s most livable neighborhoods. Common praise includes walkability to Burnet Road restaurants, low crime, mature tree canopy, and the “neighborhood feel” that newer developments lack. Frequent criticisms include aging infrastructure (some streets lack sidewalks), rising property taxes, and traffic on Burnet Road during peak hours. Multiple threads note Allandale as a strong alternative to more expensive Tarrytown or Zilker, offering similar proximity to Downtown at a lower entry price. Users also flag that original homes are small by modern standards.
Is there a neighborhood map for Allandale home searches?
Most MLS search tools (Redfin, Zillow, Realtor.com) let you draw a custom boundary or select “Allandale” as a defined neighborhood. The official boundaries run roughly from 45th Street north to Anderson Lane, Burnet Road west to MoPac. For the most accurate boundary map, the Allandale Neighborhood Association publishes one on their website. When searching listings, filter by 78757 and then narrow visually using the map tool. local agents working this area can also provide a custom search with lot size, school zone, and condition filters pre-set to match your criteria.
Real Estate Agent · San Antonio · TREC #681023 Candice Witt has been a licensed real estate agent since 2016, specializing in Hill Country properties across the San Antonio and Central Texas region with Levi Rodgers Real Estate Group.
Candice Witt
